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Item 6ECase No. ZA18-029 S T A F F R E P O R T April 24, 2018 CASE NO: ZA18-029 PROJECT: Site Plan for Jack Johnson Elementary School EXECUTIVE SUMMARY: John Blacker of Hart, Gaugler and Associates, on behalf of the Carroll ISD, is requesting approval of a site plan for Jack Johnson Elementary School on property described as Lot 13R1, F. Throop No. 1511 Addition, an addition to the City of Southlake, Tarrant County, Texas and located at 1301 N. Carroll Avenue, Southlake, Texas. SPIN Neighborhood #3. DETAILS: The project is located on the east side of N. Carroll Avenue, approximately 170 feet north of E. Highland Street. The purpose of this item is gain approval of a site plan for the addition of a gymnasium, two new kindergarten classrooms, and 8 new 4th grade classrooms; leveling the existing gymnasium floor; new maker spaces with a new cubby layout; exterior windows with no fenestration; 3 skylights in corridors; upgrades to the boys’ and girls’ restrooms not previously renovated; and repairs/replacement to flooring, mechanical equipment, roofing, and ceiling tiles. The school building materials will match the existing CMU block and brick. Additional site improvements include two basketball courts, pavement improvements to the north fire lane, sidewalks, and landscaping. The north fire lane will temporarily be realigned around the two portable buildings located adjacent to the north side of the building during construction. The phasing for the construction work: Phase I June 2018 - September 2018:  Temporary buildings  Renovations and temporary classrooms at the auditorium  Geothermal well fields (possible)  Earthwork for additions Phase 2 September 2018 - January 2019  Gym addition  Kindergarten and storage additions  Geothermal conversion (possible) Phase 3 January 2019 - September 2019  Existing gymnasium demolition  4th grade classroom additions Department of Planning & Development Services Case No. ZA18-029  Interior renovations  Exterior improvements Operation of building: The school will continue its normal schedule and the areas affected by the construction will need temporary relocation. Temporary portable buildings are proposed to fulfill the need during construction. Site Data Summary ZA18-029 Existing Zoning CS Proposed Zoning CS Land Use Designation Public/Semi-Public Gross/Net Acreage 13.869/13.869 Number of Lots 1 Maximum Lot Coverage 9.01 acres Area of Open Space 5.6 acres Percentage of Open Space 40.38% Area of Impervious Coverage 8.27 acres Percentage of Impervious Coverage (65% max) 59.62% Number of Stories 1 Maximum Building Ht. 27 ft. Existing Building Area 73,521 sf Proposed Building Addition Area 16,484 sf Total Building Floor Area (Gross) 90,005 sf Required Parking 133 Seats in Assembly Area 353 Teaching Stations 38 Total Parking Spaces Provided 141 VARIANCE REQUESTED: Building Articulation: Due to the nearest point of the school facility to a residential property line being less than 400 feet, the requirements of Ordinance No. 480, Section 43, as amended, regarding Residential Adjacency Standard s are applied. As proposed, the several elevations for the new gymnasium and classroom additions do not meet vertical and horizontal articulation requirements. The following elevations do not meet the articulation requirements: Horizontal and vertical articulation:  the north side of the gymnasium  the north side of the northwest classroom addition;  the south elevation of the rear (east) classroom addition Vertical Articulation:  The west elevation of the northwest classroom addition: The applicant has requested a variance for the vertical and horizontal articulation for the additions. Landscaping: The applicant has requested a variance for relief from the interior landscaping requirements and to allow the bufferyard landscape to remain as it currently exists. Case No. ZA18-029 ACTION NEEDED: 1) Conduct a Public Hearing 2) Consider Approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Site Plan Review Summary No. 3, dated April 24, 2018 (D) Surrounding Property Owners Map and Responses (E) Surrounding Property Owners Responses Full Size Plans (for Commission and Council members only ) PowerPoint Presentation Narrative Articulation Variance Request Landscape Variance Request Plans Page 1 - Site Plan Page 2 - Elevations Page 3 – Tree Conservation Plan Page 4 – Rendered Landscape Plan Pages 5 -6 Landscape Plans Page 5 - Tree Conservation Plan Page 7 – Grading Plan Page 8 – Paving Plan Page 9 – Utility Plan Pages 10 – 11 – Drainage Plans SPIN meeting Report STAFF CONTACT: Ken Baker (817) 748-8067 Patty Moos (817) 748-8269 Case No. Attachment A ZA18-029 Page 1 BACKGROUND INFORMATION OWNER: Carroll ISD APPLICANT: John Blacker, Hart, Gaugler and Associates PROPERTY SITUATION: 1301 N. Carroll Avenue LEGAL DESCRIPTION: Lot 13R1, F. Throop No. 1511 Addition, Southlake LAND USE CATEGORY: Public/Semi-Public CURRENT ZONING: “CS” – Community Service District HISTORY: May 2000; Plat Showing for the school site approved (99 -095) January 4, 2000; Site plan approved for additional classrooms. (ZA-99-109) February 24, 2000, the ZBA approved a varia nce to the screening requirement for residential adjacency. (ZBA-341) October 4, 2005; City Council approved a plat revisi on to create an individual lot to separate the old administration building from the main school lot. (ZA05-088) July 13, 2006; the ZBA approved a Special Exception Use for a portable building for three (3) years. (ZBA-488) May 15, 2008; the ZBA approved a Special Exception Use to allow two portable buildings. (ZBA-545) June 25, 2009; the ZBA approved a Special Exception Use for one additional portable building and to obtain re-approval for one existing portable building. (ZBA-575) July 6, 2010; City Council approve a site plan for improvements to Johnson Elementary for a visitor’s parking lot, revised access driveway, and a visitor’s parking lot; approving variances for driveway stacking and driveway spacing,; granting a variance for the sidewalk from 8 ft. to 6 ft. along Carroll Avenue; and not granting the variance for the required 8 ft. multi -use trail along E. Highland St., delaying the construction until the widening of E. Kirkwood Blvd. (ZA10-034) January 18, 2011; City Council approved a site plan for two metal post and green shade fabric shade structures as submitted, granting the variance to Zoning Ord. 480, Section 43.13(a)(2) prohibiting membrane-type roof structures lying within a residential adjacency overlay district and subject to P&Z’s recommendations. (ZA10-070) April 28, 2011; the ZBA approved a Special Exception Use for two additional portable buildings and to obtain re-approval for two existing portable buildings. (ZBA-612) Case No. Attachment A ZA18-029 Page 2 April 14, 2016; the ZBA approved a Special Exception Use for a 24’ x 64’ portable building for a 3-year period beginning 2016-2017 and lasting through the 2018-2019 school year. (ZBA-704) June 17, 2014; City Council approved a specific use permit for an observatory (accessory building) subject to Staff Report dated May 30, 2014, and also granting each of the variance requests; one to the Masonry Ordinance No. 557 noting the façade will not be vinyl siding rather SmartSide® trim as presented this evening; also granting the Zoning Ordinance No. 480 with respect to the roof; also adding provision that the general limitation of use will be 11:00 p.m. each evening with the exception of special astronomical events; and also to include the articulation variance. (ZA14-067) SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan The 2030 future land use designation for the site is Public/Semi-Public. Public/Semi- Public areas are suitable for a wide range of public, civic, and religious uses, such as government offices and facilities, public and private schools, churches and related facilities (including parsonage and parochial schools), cemeteries, and Public Parks/Open Space uses in conjunction with these developments. Mobility & Master Thoroughfare Plan The Johnson Elementary School site is located at the northeast corner of the N. Carroll Avenue and E. Highland Street intersection with access only along N. Carroll Avenue. N. Carroll Avenue is a 2-lane undivided 88-foot wide arterial and E. Highland Street is currently a 2-lane undivided street with a future design for a 4-lane divided 88-foot wide arterial as the future E. Kirkwood Blvd. No changes will be made to the street access or increase in parking for the school site. Pathways Master Plan & Sidewalk Plan No additional sidewalks along the right-of-ways are planned with this site plan. A future 8-foot sidewalk will be installed with the expansion of the future E. Kirkwood Blvd. TREE PRESERVATION: Site is subject to the City’s Tree Preservation Ordinance No. 585 -B as the property was platted prior to 2005. Two (2) existing protected trees and one (2) non-protected tree are proposed to be removed. One of the pro tected trees is not within the area of the proposed construction and it is proposed to be mitigated by planting six (6) – 3.5” Shumard Red Oaks. The Case No. Attachment A ZA18-029 Page 3 calculations on the Tree Conservation Plan do not provide the existing amount of tree cover, but it does show that 97.6% of the existing 82 protected trees are to be preserved. UTILITIES: There are existing 6-inch and force main water lines on the site. An existing 15-inch sanitary sewer line serves the property. CITIZEN INPUT: A SPIN meeting was held for this project on March 27, 2018. PLANNING AND ZONING COMMISSION: April 19, 2018; Approved (5-0) subject to the Staff Report dated April 13, 2018 and further subject to the Site Plan Review Summary No. 2 dated April 13, 2018; specifically granting the re quested variances relating to articulation, interior landscaping and bufferyards. STAFF COMMENTS: Attached is Review Summary No. 2, dated April 13, 2018. VARIANCE APPROVAL CRITERIA: Section 43 Overlay Zones III. RESIDENTIAL ADJACENCY STANDARDS APPLICABLE 43.10 The following residential adjacency standards shall apply to all non -single family residential buildings or uses located within the Corridor Overlay Zone, the Village Center, and those buildings and/or uses lying within four hundred feet (400') of single family residential property (See Development Regulations in Section 43.13a) and to all non -single family residential buildings and/or uses located within two hundred feet (200’) of property being within the “MH” Manufactured Housing District and also having a low density or medium density residential land use designation according to the Land Use Plan (See Development Regulations in Section 43.13b). (as amended by Ord. 480-QQ) These standards are in addition to the development regulations applicable to the underlying zoning district and the corridor overlay zone (where applicable). When any requirements in this section are in conflict with any other requirements for the underlying zoning district, the more stringent requirements shall apply. 43.13 DEVELOPMENT REGULATIONS: a. In addition to the development regulations set forth in the underlying zoning district, a plan meeting the requirements set forth in subparagraph 43.9a of this section and meeting the following additional development regulations shall be required to be submitted for any use or building that develops within 400 feet of single family residential properties. When applicable, line -of-sight drawings shall be submitted with the application to assess issues of visibility. (4) Facade Articulation: On all facades the following horizontal and vertical articulation must be met (see Exhibit 43-A for clarification). i. Horizontal Articulation: No building facade shall extend greater than three (3) times the wall’s height without having a minimum off-set of 15% of the wall’s height, and such off-set shall continue for a minimum distance equal to at least 25% of the maximum length of either adjacent plane. ii. Vertical Articulation: No horizontal wall shall extend for a distance greater than Case No. Attachment A ZA18-029 Page 4 three (3) times the height of the wall without changing height by a minimum of 15% of the wall’s height, and such height change shall continue for a minimum distance equal to at least 25% of the maximum length of either adjacent plane. Variances - At the time of review of any required Concept Plan or Site Plan, the City Council may grant variances to the development regulations set forth. 1. To receive a variance, the applicant must demonstrate one of the following: (a) A variance will reduce the impact of the project on surrounding residential properties; or (b) Compliance with this ordinance would impair the architectural design or creativity of the project; or (c) A variance is necessary to assure compatibility with surrounding developed p roperties; or (d) The proposed construction is an addition to an existing project that does not meet the requirements of this ordinance. In addition, to receive a variance from the outdoor storage regulations in this section, the applicant must demonstrate that the variance will not substantially impair the intent and purpose of the regulations of this ordinance and one of the following: (e) Compliance will result in the destruction of an existing masonry screening device; or (f) Compliance would present extraordinary difficulties in the use of the property; or (g) Compliance would substantially impair the architectural design of structures dedicated or related to the use. To qualify for any variance over ten percent (10%) to the off -street parking requirements, an applicant shall demonstrate the adequacy of the provided parking through a parking study or analysis (as amended by Ordinance 480 -OOO). 2. The City Council may grant a variance by an affirmative vote of a majority of the City Council members present and voting on the matter. In order to grant a variance, the City Council must determine that a literal enforcement of the regulations will create an unnecessary hardship or a practical difficulty for the applicant; that the situation causin g the unnecessary hardship or practical difficulty is unique to the affected property and is not self-imposed; that the variance will not injure and will be wholly compatible with the use and permitted development of adjacent properties; and that the grant ing of the variance will be in harmony with the spirit and purpose of this ordinance. 3. If a variance application is denied by the City Council, no other variance of like kind relating to the same project or proposed project shall be considered or acte d upon by the City Council for a period of six (6) months subsequent to the denial. Case No. Attachment B ZA18-029 Page 1 Case No. Attachment C ZA18-029 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA18-029 Review No.: Three Date of Review: 4/24/18 Project Name: Site Plan – Jack Johnson Elementary APPLICANT: Hart, Gaugler & Associates OWNER: Carroll Independent School District John D. Blacker John Haugen 12801 Central Expwy, Suite 1400 2400 N. Carroll Avenue Dallas, TX 75243 Southlake, TX 76092 Phone: 972-239-5111 Phone: 817-949-8228 Email: jblacker@hartgaugler.com Email: john.haugen@southlakecarroll.edu CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 4/2//2018 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT THE APPROPRIATE STAFF MEMBER. Planning Review Patty Moos Planner I Phone: (817) 748-8269 Email: pmoos@ci.southlake.tx.us 1. The property is adjacent to residential property and the new additions will require compliance with Section 43, Overlay Zones, II Residential Adjacency Standards, of the Zoning Ordinance 480, as amended for horizontal and vertical articulation. Variance requested. Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 TREE CONSERVATION COMMENTS: * Two (2) existing protected trees and one (2) non-protected tree are proposed to be removed. One of the protected trees is not within the area of the proposed construction and it is proposed to be mitigated by planting six (6) – 3.5” Shumard Red Oaks. The calculations on the Tree Conservation Plan do not provide the existing amount of tree cover but it does show that 97.6% of the existing 82 protected trees are to be preserved. * Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in accordance with the percentage requirements established by Table 2.0. If the property has previously received a tree permit related to development, the percentage of existing tree cover at the time the first such permit was issued shall be used to calculate the minimum existing tree cover that must be preserved under this section. Case No. Attachment C ZA18-029 Page 2 Table 2.0 – Existing Tree Cover Preservation Requirements Percentage of existing tree cover on the entire site Minimum percentage of the existing tree cover to be preserved* 0% – 20% 70% 20.1 – 40% 60% 40.1% - 60% 50% 60.1% - 80% 40% 80.1% - 100% 30% *The minimum percentage of existing tree cover to be preserved shall exclude any area in public rights-of-way as approved by City Council. LANDSCAPE COMMENTS: 1. The south 10’ – E bufferyard adjacent to E. Highland Street and the west 10’ – E bufferyard adjacent to N. Carroll Avenue are not provided. 2. All of the landscape design canopy trees are proposed to be 3.5” caliper. At least 50% of the canopy trees are required to be 4” caliper. 2. Existing tree credits shall only be granted if the tree/s are in healthy condition and all requirements of the Tree Preservation Ordinance have been met as determined at the time of inspection for a Permanent Certificate of Occupancy. * All bufferyards and interior landscape are being provided except the South 10’ – E along E. Highland Street, and the 10’ – E along N. Carroll Avenue. A 20% reduction in required plant material is being proposed for doubling the width of the provided bufferyards. Existing tree credits are also proposed to be taken for both required interior land scape and bufferyard plant material. * The proposed building addition exceeds 5,000 square feet which requires the site to meet the Landscape Ordinance and Bufferyard Regulations requirements. Please provide a Landscape Plan which complies with the Landscape Ordinance and Bufferyard Regulations. Variance requested. Existing buildings: Buildings in existence on the effective date of this ordinance shall be considered legally nonconforming as it pertains to this ordinance. New construction greater in size than 30% of the existing building or greater than 5,000 square feet shall require compliance with this ordinance as it applies to the entire square footage of the existing building and proposed addition. New construction intended to increase the square foo tage by less than 30% of the existing building or less than 5,000 square feet shall be required to meet the requirements herein only as it pertains to the square footage of the new construction. * Indicates informational comment. # Indicates required items comment. __________________________________________________________________________________ Public Works/Engineering Review Steve Anderson, P.E., CFM Deputy City Engineer Phone: (817) 748-8101 E-mail: sanderson@ci.southlake.tx.us Case No. Attachment C ZA18-029 Page 3 GENERAL COMMENTS: 1. This review is preliminary. Additional requirements may be necessary with the review of civil construction plans. 2. New Requirement: Provide Stormwater Pollution Prevention Plan per TXR150000. The plan must include all required elements in Part III, Section F of the permit. The City of Southlake especially reviews Part III, Section F, (1) (g), Maps. The review is for completeness of a plan to prevent pollution (especially sediment) to the Separate Storm Sewer System. It is highly recommended the project manager provide a series of maps for complex projects, including one map showing controls during mass grading and infrastructure, one map showing controls during vertical construction, and one map showing final stabilization (may be but not always equitable to the landscape plan). Please include timelines in relation to the project activities for installation and removal of controls. SWPPP shall be submitted by second review of the civil construction plans. 3. NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet. 4. Retaining walls greater than 4-feet including the footing shall require structural plans prepared by a registered engineer in the State of Texas. Retaining walls shall require a permit from the Building Inspections Department prior to construction. EASEMENTS: 1. Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15’ minimum and located on one lot – not centered on the property line. A 20’ easement is required if both storm sewer and sanitary sewer will be located within the easement. DRAINAGE COMMENTS: 1. Verify drainage areas. It appears that between existing DMAP and proposed DMAP only area A and B would have changed in size. INFORMATIONAL COMMENTS: * Submit 22”x34” civil construction plans and a completed Construction Plan Checklist directly to the Public Works Administration Department for review. Please allow 15 business days for review. The plans shall conform to the most recent construction plan checklist, standard details and general notes which are located on the City’s website: http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp * Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines pre - construction, construction and post-construction erosion control measures. * A Developer Agreement may be required for this development and may need to be approved by the City Council prior to any construc tion of public infrastructure. Construction plans for these improvements must be acceptable to Public Works prior to placing the Developer’s Agreement on the City Council agenda for consideration. * Any hazardous waste being discharged must be pretreat ed per Ordinance No. 836. *=Denotes informational comment _________________________________________________________________________________ Fire Department Review Kelly Clements Fire Marshal Phone: (817) 748-8671 Case No. Attachment C ZA18-029 Page 4 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: Indicate location of the existing Fire Department Connection and ensure that the paving and construction does not obstruct usage of the FDC. (Relocate FDC if necessary, FDC must be within 100 feet of a hydrant and 50 feet of fire departm ent access) Since the building is equipped with an automatic fire protection system, proper sprinkler system coverage must be continued throughout the building. Since more than 20 sprinkler heads will be added and/or relocated, submit plans to Reed F ire Protection, Green Tag Engineering or Coker Engineering for review and approval. Call the Fire Marshal’s Office for an inspection once the work is completed at 817-748-8233, to schedule a hydrostatic test. Since the building is already equipped with audible/visual fire alarm devices, coverage must be continued throughout the occupancy to maintain compliance throughout the structure. (Submit plans as noted above for approval and add fire alarm devices before calling for a fire alarm test) _________________________________________________________________________________ General Informational Comments * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * All mechanical equipment must be screened of view from right-of-ways and residential properties in accordance with the Zoning Ordinance No. 480, as amended. * All lighting must comply with the Lighting Ordinance No. 693, as amended. * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. * It appears that this property lies within the 65 or 75 LDN D/FW Regional Airport Overlay Zone and will require construction standards that meet requir ements of the Airport Compatible Land Use Zoning Ordinance No. 479. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. * Denotes Informational Comment Case No. Attachment D ZA18-035 Page 1 Surrounding Property Owners SPO # Owner Zoning Address Acreage Response 1. 1201 N CARROLL LLC SP1 1201 N CARROLL AVE 0.87 NR 2. KHAN, ASHRUF SF1-A 1203 WHISPERING LN 1.03 NR 3. PAWELCZYK, JAMES SF1-A 1209 WHISPERING LN 1.05 NR 4. CONN, JOSHUA SF1-A 1215 WHISPERING LN 1.03 NR 5. BONLANDER, DAVID SF1-A 1207 WHISPERING LN 0.97 NR 6. MAGGI, DARIUS R SF1-A 1201 WHISPERING LN 1.08 NR 7. SC 1210 CARROLL LLC O1 1210 N CARROLL AVE 1.27 NR 8. SCHULZ, RICHARD J SF1-A 1204 BLYTHE LN 1.00 NR 9. MCLARTY, BRYAN SF1-A 1202 BLYTHE LN 1.02 NR 10. BOGGESS, JOHN SF1-A 1206 ASHMOORE CT 1.00 NR 11. PAYNE, GLEN SF1-A 1213 WHISPERING LN 1.94 NR 12. HORNE, KENNETH P SF1-A 1215 ASHMOORE CT 1.08 NR 13. SNEAD FAMILY LIVING TRUST, THE SF1-A 1214 ASHMOORE CT 1.12 NR 14. CARROLL, ISD CS 1301 N CARROLL AVE 14.14 NR 15. LORIO, SIDNEY SF1-A 1212 ASHMOORE CT 0.98 NR 16. HODGES, KAREN SF1-A 1210 ASHMOORE CT 1.01 NR 17. JONES, BRIAN RAY SF1-A 1205 WHISPERING LN 0.97 NR 18. QUINN, WILLIAM W AG 1330 N CARROLL AVE 1.07 NR 19. SOUTHLAKE, CITY OF ECZ 970 E KIRKWOOD BLVD 22.77 NR 20. BURGESS, DERRELL AG 1360 N CARROLL AVE 7.32 NR 21. 1280 NORTH CARROLL LLC CS 1280 N CARROLL AVE 4.66 NR 22. VILLAGE CHURCH CS 1282 E HIGHLAND ST 1.00 F 23. VILLAGE CHURCH CS 1280 E HIGHLAND ST 6.94 F 24. CARROLL, ISD CS 1101 N CARROLL AVE 4.63 NR 25. CARROLL, ISD CS 1301 E HIGHLAND ST 1.75 NR 26. PST HOLDINGS LLC SP1 1200 N CARROLL AVE 0.39 NR 27. PST HOLDINGS LLC SP1 1200 N CARROLL AVE 0.49 NR 28. Superintendent of Carroll ISD NR 29. Superintendent of Grapevine NR Case No. Attachment D ZA18-035 Page 2 Colleyville ISD 30. Superintendent of Northwest ISD NR 31. Superintendent of Keller ISD NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Twenty-six (26) Responses: In Favor: 2 Opposed: 0 Undecided: 0 No Response: 24 Case No. Attachment E ZA18-029 Page 1 Surrounding Property Owner Responses